I'm a fan of the parcel it off now, and ground lease it for 30 years or something, if they wanna pay up front for the 30 years they can do that, but I'd retain control personally if it were me.

We moved a lot of the work inhouse to have full control of the timelines.

pest control?

It's too volatile, and you can't really control it.

@Rahul Prabhakar Taxes in Texas are out of control.

Other countries have significant controls to this the US does not have.

In each market I operate in I have someone available for showings this person is usually my runner who is responsible for quality control and restocking inventory but I've also used a cleaner for this.

Interesting discussion about national rent control here- Why Rent Control and Housing Subsidies Backfire: James Burlinghttps://link.theepochtimes.com/mkt_app/epochtv/why-rent-control-and-housing-subsidies-backfire-james-burling-5732950?

These type of investments are illiquid, long-term and completely out of your control. 

There is 10 acres of raw land for sale close by right now and I would love to own it, just to have it, control it, do what I want with it and pass it down to the family.